22, WOODCOTE ROAD, CAVERSHAM, READING, RG4 7BA - £1,155,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

22 WOODCOTE ROAD is a very large extended detached house of 221m², built sometime between 1900 and 1929. It was last sold for £1,155,000 in May 2021, which was around 88% above the average May 2021 detached price in the Reading local authority area. The most recent EPC inspection was January 2020, where the current energy rating was E, and the potential energy rating was C.

22 WOODCOTE ROAD Sold Prices

Land registry data shows three sales for 22 WOODCOTE ROAD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Reading local authority area for the corresponding sale date. All of the three 22 WOODCOTE ROAD sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2021 28 MAY	£1,155,000	£613,017	88% above HPI
2003 25 JUL	£570,000	£337,558	69% above HPI
1998 10 DEC	£311,000	£182,005	71% above HPI

22 WOODCOTE ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Reading local authority area over time, sourced from the HPI. The three 22 WOODCOTE ROAD sales between December 1998 and May 2021 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the July 2003 sale was for 69% above the HPI. So the extrapolation line tracks at 69% above the HPI over time, until the May 2021 sale, where it rises to 88% above the HPI. The line then continues to track at 88% above the HPI.

What might 22 WOODCOTE ROAD be worth now?

22 WOODCOTE ROAD might now be worth an estimated £1,315,859.

This is based on house price inflation of 13.9%, between May 2021 and December 2024, for detached houses, in the Reading local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 13.9% inflationary increase is applied to the most recent sale price for 22 WOODCOTE ROAD of £1,155,000 on 28th May 2021. For the value to have increased from £1,155,000 to £1,315,859 over the two years and five months to December 2024, the following assumptions must hold true:

• The value of 22 WOODCOTE ROAD has moved in line with the HPI for detached houses in the Reading local authority area.
• The May 2021 sale price of £1,155,000 represented a fair market value for the property.
• The size, condition, and specification of 22 WOODCOTE ROAD has not materially changed since May 2021.

How Large is 22 WOODCOTE ROAD?

22 WOODCOTE ROAD is 221m², which includes four extensions, according to the EPC inspection conducted in January 2020. This puts it in the largest 10% of detached houses houses in Caversham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Caversham, and where 22 WOODCOTE ROAD lies on this distribution: 91% of detached houses houses are smaller than 22 WOODCOTE ROAD, and 9% of houses are larger. Note that EPC data is not available for all properties in Caversham.

22 WOODCOTE ROAD: Plot and Title Map

22 WOODCOTE ROAD sits on a plot of roughly 0.346 of an acre, or 1,400m². The below map shows the location of 22 WOODCOTE ROAD, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 22 WOODCOTE ROAD). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 22 WOODCOTE ROAD?

22 WOODCOTE ROAD is located in CAVERSHAM, in the RG4 postcode district. The below map shows the position of No. 22 on WOODCOTE ROAD.